Skip to content
1. Definition of the area and data structure
The actual location of the MARINA 101 building has been confirmed via DLD: a building with this name is located in the Marsa Dubai area, within the Dubai Marina master project. All key market metrics and transaction dynamics in this report are based on actual DLD data.
The DLD database records 121 transactions for MARINA 101 (across all apartments), with a sufficient number of 1BR deals to analyze price dynamics. Over the past 12 months, there have been no valid rental transactions in the building itself, so rental levels have to be estimated based on Marsa Dubai and the Dubai Marina master project.
2. Liquidity of the property and the area
Sales of 1BR apartments in MARINA 101 are irregular, but there is a stable flow of transactions — several units per quarter (2022–2024), although periods of slowdown are common. At the Marsa Dubai area level, the market for large sales and rentals is consistently highly active, confirming strong liquidity of assets in the Dubai Marina segment.
3. Price dynamics for 1BR apartments in MARINA 101 and in the area
For MARINA 101 (1BR units), the average price per m² by quarter in 2022–2024 fluctuated significantly:
– In 2022, prices were in the range of 12,650–13,300 AED/m².
– In 2023, there was a sharp decline to 8,700–10,200 AED/m² (with a distinct dip in Q2–Q3).
– In 2024, dispersion is very high: a short-lived spike to 26,270 AED/m², followed by a return to around 10,100–12,200 AED/m².
The average price per m² over the last 12 months for 1BR apartments in MARINA 101 was 11,530 AED/m².
For comparison, in Marsa Dubai over the same period the average price per m² for residential apartments reached 26,920 AED/m² — almost 2.3 times higher than in MARINA 101. The area has also shown a steady upward trend: in 2021–2022 prices rose from 13,500 to 22,000–29,000 AED/m², and in 2023–2024 they stabilized in the 25,000–29,000 AED/m² corridor.
4. Rental market and rate dynamics
For MARINA 101 there are no recorded rental contracts in the DLD database over the last 12 months for 1BR units (or for the building as a whole) — a common situation for new or partially occupied towers. By analogy with the area market, average rental levels can be used as a benchmark for calculations.
Across the Dubai Marina master project, the average annual rental rate per m² over the last 12 months was 1,244 AED/m², and in Marsa Dubai — 1,309 AED/m². Over the past 3 years, rental rates in the area have increased by roughly 40–50% and are now consistently in the 1,150–1,300 AED/m² range per quarter in 2023–2024.
5. Comparison of market levels and yield (ROI) calculation
In MARINA 101, the average market purchase price is significantly below the area level (11,530 vs. 26,920 AED/m² over the last 12 months).
Yield can only be calculated using area rental rates (Marsa Dubai), since there is no rental data for MARINA 101 in DLD:
– Theoretical gross yield (ROI_brutto) in MARINA 101 when buying at the average DLD price of the last 12 months and renting at the area level: 1,309 ÷ 11,530 ≈ 11.4% per annum.
– For Marsa Dubai, ROI_brutto is close to 4.9% (1,309 ÷ 26,920).
Taking into account transaction costs (around 7%), net yield (ROI_net) for MARINA 101 is estimated at 10.6–10.7% per annum, and for the area market — 4.6%. This is primarily due to the substantial discount in MARINA 101’s price versus the area (a less liquid or less in-demand building).
A fair “investment price” range per m² for a target yield of 7–8%:
– For the area (and applicable to MARINA 101): 1,309 ÷ 0.08 ≈ 16,360 AED/m² to 1,309 ÷ 0.07 ≈ 18,700 AED/m².
– Current deals in MARINA 101 are far below this range, which makes it attractive for an income-focused investor, but may reflect additional risks (operational status, demand and other factors).
6. Outlook and conclusions
MARINA 101 offers a noticeably lower entry price compared to the broader Dubai Marina market, which potentially allows for yields significantly above the area average. However, the absence of recent rental contracts for the building in DLD indicates the need to carefully verify the building’s operational status and its current actual occupancy and rentability before purchase.
Otherwise, the area and master project demonstrate high liquidity in both sales and rentals. Investments in MARINA 101 may have the potential to deliver 10–11% annual returns assuming tenant demand in line with the area, but this requires additional verification of the building’s occupancy factors and adjustments for the property’s individual operational characteristics.
Related Articles
- How to sell an unit in Dubai in Exquisite Living Residences – analysis 2025
- ROI analysis of apartment in The Acres: DLD data and real deals
- How to buy an apartment in Dubai in Vincitore Volare – analysis 2025
- ROI analysis of apartment in Marina Terrace: DLD data and real deals
- How to sell an apartment in Dubai in The Residences at Business Central – analysis 2025
